03-09-00 Planning Comm. Agenda - Laserfiche WebLink

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~ NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH MEMORANDUM T0: Little Canada Planning Commission FROM: Stephen Grittman DATE: January 11, 2000 RE: Little Canada -Northeast Residence, Inc. Conditional Use Permit and Setback Variance FILE N0: 758.09 - 00.02 BACKGROUND Northeast Residence, Inc., has applied for a Conditional Use Permit to construct a respite group home and office space on a currently vacant parcel between the St. John's Credit Union property and the St. Paul Water Utility right of way.- The property is a lot of record, and includes an access easement from McMenemy Street. The area is zoned R-B, Residential-Business Transition District. This district allows single family homes and two family homes by permitted use, and office space or mixed uses by Conditional Use Permit. Group homes of six or fewer residents are considered single family residential homes by state statute. The applicant is also requesting a variance from the side yard setback requirements of the R-B zoning district. The requirement is fifteen feet, whereas the applicant is seeking a nine foot side yard adjacent to the Water Utility (east) side of the property. ANALYSIS Conditional Use Permit. From a land use perspective, the uses proposed on the property meet the intent of the zoning district and the area. The Comprehensive Plan calls for mixed uses in the area, including low to medium residential and limited commercial activities. The issues with the site plan arise from the location and configuration of the property, including the fact that the site has no direct street access, but is served by an access easement from McMenemy and fronts onto the parking lot at McMenemy and Little 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5541 6 PHONE 612595-9636 FF Page 15 E-MAIL NAC~WINTERNET.COM